Vacation Rental Management in Tokyo
Local expertise. Clear communication in English.
Own a property in Tokyo and prefer to manage your rental business in English?
Bolte provides hands-on management for vacation rentals and other short-term accommodation in Tokyo.
From listing setup and pricing to guest communication, cleaning coordination and day-to-day operations, we take care of the work behind each stay—while keeping you informed in English when decisions need to be made.
Whether you are preparing to launch a new property or looking to hand over an existing rental, we help you move forward with a clear understanding of the work, costs and responsibilities involved.
Your rental does not have to become a second job
Operating a short-term rental involves much more than accepting bookings.
Guest messages need responses. Cleaning has to be coordinated between stays. Pricing needs regular adjustment. Maintenance issues arise. Reviews need to be monitored, and small operational problems can quickly become repeated complaints.
Even if you live in Japan, you may not want to manage every part of a hospitality business yourself.
Bolte brings these day-to-day responsibilities together, giving you a local operating partner you can communicate with in English.
Stay involved in the decisions. Leave the daily coordination to us.
More than English-speaking guest support
English communication for owners
Our English support is not only for guests.
You can discuss pricing, operating costs, repairs, guest issues and property improvements directly with us in English, so you understand what is happening and can make informed decisions about your property.
Hands-on operating experience
Bolte does not only manage properties for owners. We also operate accommodation ourselves.
We have hands-on accommodation operating experience since 2015 and, as of July 2026, have received Airbnb Superhost status 39 times.
Our recommendations are based on practical experience with bookings, pricing, cleaning quality, guest expectations, maintenance issues and the realities of running short-term accommodation in Tokyo.
You can also view our public Airbnb profile to see examples of properties we operate and guest reviews from past stays.
Bolte is an independent service provider and is not affiliated with Airbnb, Inc. or its subsidiaries.
Ongoing attention to property quality
Good management is not only about filling the calendar.
We monitor guest feedback, cleaning quality, recurring issues and the condition of the property so that small problems can be addressed before they affect future stays.
Registered in Japan
Bolte is registered as a Private Lodging Administrator with Japan's Ministry of Land, Infrastructure, Transport and Tourism.
MLIT Registration No. (02) F00078
Short-Term Rental Operations in Japan
Japan has different legal frameworks for operating short-term accommodation.
Here are the two most common structures we work with:
Private Lodging Business (Minpaku)
Properties operated under Japan's Private Lodging Business Act are generally limited to a maximum of 180 operating days per year.
Bolte can manage the day-to-day operation of these properties, including booking platforms, pricing, guest communication and cleaning coordination.
Depending on the property and operating conditions, furnished monthly rentals may also be considered for periods when short-term accommodation is not being offered.
Licensed Accommodation under
the Hotel Business Act
Properties operating under a Hotel Business Act license can generally provide accommodation throughout the year.
These properties may require different operating arrangements depending on local regulations, property type and on-site response requirements.
Bolte also manages this type of accommodation, subject to the location and operational requirements of the property.
Not sure which structure applies to your property?
Tell us about your property and its current status, and we can discuss the appropriate management scope.
What We Manage
Listing Setup & Presentation
Property photography, listing creation and guest-guide preparation, with clear information designed to help guests understand the property before arrival.
We can manage listings across major booking platforms, including properties listed on Airbnb.
Reservations & Pricing
Calendar and reservation management, together with ongoing pricing adjustments based on demand, booking activity and the performance of your property.
Guest Communication
Pre-booking enquiries, check-in instructions and support during the stay, with important issues escalated when an owner's decision is required.
Cleaning Coordination
Cleaning schedule management, coordination with cleaning providers and follow-up when quality issues or guest feedback require attention.
Maintenance &
Local Coordination
Coordination of repairs, equipment issues and other property-related matters with relevant local providers.
Property-specific costs and the scope of on-site work are discussed separately.
Owner Communication & Reporting
Updates on revenue, expenses and important operational matters, together with explanations and recommendations you can discuss with us in English.
Simple and Transparent Management Fees
Standard management fee: 20% of accommodation revenue
Our standard management scope includes property photography, listing creation and guest-guide preparation.
Operating expenses such as cleaning, linen, consumables, repairs and booking-platform fees are separate from the management fee.
Before management begins, we clearly explain the fee calculation, included services and any additional property-specific costs.
Our service is designed for ongoing property management and does not guarantee a specific occupancy rate or rental income.
Tokyo Properties – New and Existing Rentals
We manage properties across Tokyo, with hands-on experience in a range of central Tokyo neighborhoods.
We welcome enquiries from owners throughout Tokyo, subject to the property’s location, operating status and on-site requirements.
We work with:
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Owners preparing to launch a new vacation rental
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Owners currently managing their property themselves
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Owners looking to change management companies
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Owners who prefer to handle property decisions in English
Each property is reviewed individually before we confirm whether we can take on the management.
How It Works
1. Tell us about your property
Share the property location, basic details, current licensing or registration status, and current operating status, as far as you know. You can also contact us while you are still preparing to launch.
2. We review the property and your needs
We review the property, operating structure, facilities, current management arrangements and what you would like us to handle.
3. We propose a management plan and fees
Based on the property and your current setup, we define the scope of our responsibilities and provide a proposed management plan and fee structure.
4. We prepare for operations
We coordinate the setup required for management, including booking platforms, guest information, cleaning arrangements and property supplies.
For an existing rental, we also plan the handover from the current operation.
5. Management begins
Once operations begin, we continue to monitor bookings, guest feedback and property performance, and make improvements as needed.
Frequently Asked Questions
Can I communicate with Bolte in English throughout the management process?
Yes.
English communication is available from the initial enquiry through ongoing owner communication after management begins.
Our English support is for property owners as well as guests.
Can you take over a property that is already operating?
Yes.
We can consider taking over an existing property after reviewing its current operations, bookings and service-provider arrangements.
We will discuss how existing reservations and operational responsibilities should be transferred before management begins.
Can I contact you before my property starts operating?
Yes.
You can contact us while preparing a new property.
Please share the location and current status, and we can discuss the proposed management scope and the steps that need to be clarified before launch.
Licensing, regulatory procedures and specialist services may need to be handled separately depending on the property.
Do I need to speak Japanese?
No.
You can communicate with Bolte in English regarding the management of your property.
Where communication with local service providers or other parties in Japan is required as part of our management work, we handle that coordination locally.
